Staff Comments
MAYOR
Tammy de Weerd
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CITY HALL
(208) 888-4433 - Fax 887-4813
CITY COUNCIL MEMBERS
Keith Bini
Christine Donnell
Shaun Wanlle
Charles M. Rountree
PUBLIC WORKS
BUILDING DEPARTMENT
(208) 887-2211- Fax 898-9551
LEGAL DEPARTMENT
(208) 466-9272 - FAX 466-4405
STAFF REPORT:
City Council Date: December 21,2004
To:
Mayor & City Council
Sonya Allen, Assistant City Planner ¿I{ ~
Bruce Freckleton, Development Servl""" Ivlanager ~
RECEIVED
DEC 1 6 200~
City Of Meridian
City Clerk Office
From:
Re:
Roundtree Subdivision
Request for Final Plat Approval of Sixteen (16) Residential Building Lots and
Three (3) Common Lots on 5.7 Acres in an L-O Zone for Roundtree Subdivision,
by Roundtree Development, LLC (File No. FP-O4-076)
We have reviewed the above-referenced submittal and offer the following comments, as
conditions of approval. These conditions shall be considered in full, unless expressly
modified or deleted by motion of the Meridian City Council:
APPLICATION SUMMARY & LOCATION
The applicant, Roundtree Development, LLC, has requested final plat approval for 16
residential building lots and 3 common lots on 5.7 acres in an L-O zone for Roundtree
Subdivision.
The proposed 16 residential lots will contain multi-family buildings, each containing one four-
plex structure, for a total of 64-units. The common lots will consist of open space, landscaping,
and drainage lots. Amenities in the subdivision will consist of a half basketball court, a
volleyball court, and a gazebo.
The proposed subdivision is located approximately \4mile east of N. Linder Road on the south
side of Pine Ave., in the SW \4 of Seetin 12, T.3N., RIW.
A Conditional Use Permit was approved for this subdivision which allowed for reductions to
the minimum requirements in the L-O zone for the following: street frontage (from 50-ft. to O-
ft. internally) and building setbacks (side: from 5-ft. per story to 5-foot; and rear: from 20-ft.
to IO-ft.).
The submitted fmal plat substantially complies with the approved preliminary plat.
Mayor & City Council
Hearing Date: December 21, 2004
Page 2 of 5
Staff recommends approval of the fina1 plat for Roundtree Subdivision with the comments and
conditions stated in this report.
SITE SPECIFIC REOUIREMENTS
I.
Applicant is to meet all tenns of the approved Development Agreement, Preliminary Plat
(PP-O4-018), and Conditional Use Permit (CUP-04-018) for this subdivision.
2.
Submit compaction test results to the Meridian Building Department for any building
pads within lots receiving engineered backfill.
3.
If pennanent perimeter fencing is not proposed, temporary construction fencing to
contain debris shall be installed at the subdivision boundary prior to issuance of building
pennits. All proposed fencing must be in compliance with MCC 12c4-10.
4.
Revise the landscape plan dated 5/13/04 and prepared by South Landscape Architecture,
as follows:
a.
Construct a pathway on the north side of the Ninemile Drain, from the west
property line to the edge of pavement of the existing driveway (approximately
12-feet long). Said pathway shall be a minimum of 5-f1. wide and constructed to
align with the existing pathway on the east side of the driveway.
5.
Revise or add the following notes to the face of the plat:
.. . contained in the channel ofNinemile Creek.
"No fencing shall be built closer to anv building than five feet per storv."
Add note regarding Right to Farm Act
Add note calling out the common lots within the subdivision and who will be
responsible for their ownership and maintenance.
ill "Anv re-subdivision of this plat shall be in compliance with the most recentlv
approved subdivision standards of the Citv of Meridian."
ŒJ "Building setbacks and dimensional standards in this subdivision shall be in
compliance with Title 11 and Title 12 of the Meridian Citv Code unless
otherwise modified bv Conditional Use Pennit (CUP-04-018) which allowed for
reduced setbacks and lot frontages."
.C2J "Maintenance of anv irrigation or drainage pipe or ditch crossing a lot is the
responsibilitv of the lot owner unless such responsibilitv is assumed bv an
irrigation/drainage district.
QQl "The developer and/or owner shall complv with Idaho Code 31-3805 pertaining
to irrigation water rights."
í1lJ "The bottom elevation of all structural footings shall be set a minimum of 12-
inches above the highest established normal groundwater elevation."
(3.)
.cD
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í§J
FP-04-076
Roundtree Sub FP.doc
Transmittal Date: December 16, 2004
10.
11.
12.
13.
FP-04-076
Mayor & City Council
Hearing Date: December 21, 2004
Page 3 of5
6.
Street signs are to be in place, water system shall be approved and activated, pressurized
irrigation system approved and activated, drainage lots constructed prior to applying for
building permits. All development improvements shall be installed and approved prior
to obtaining certificates of occupancy. A letter of credit or cash surety in the amount of
110% will be required for all fencing, pathways, landscaping, pressurized irrigation,
sanitary sewer, water, etc., prior to signature on the final plat.
7.
Sanitary sewer service and municipal water to this development shall be via extensions
from existing mains. Applicant will be responsible to construct, or re-construct the sewer
and water mains to and through this proposed development, thereby making them
available to adjacent properties. Subdivision designer to coordinate main sizing and
routing with the Public Works Department. Applicant shall execute City of Meridian
standard form of easements, for any mains that are required to provide service.
8.
Applicant shall be required to pay Public Works development plan review, and
construction inspection fees, as detennined during the plan review process, prior to
signature on the final plat per Resolution 02-374.
9.
The applicant has not indicated who will own and operate the pressurized irrigation
system within this development (private home owner's association or irrigation district.)
Underground year-round pressurized irrigation must be provided to all lots within this
development (MCC 12-5-2.N). The City of Meridian requires that pressurized irrigation
systems be supplied by a year-round source of water (MCC 12-13-8.3). The Applicant
shall be required to utilize any existing surface or well water for the primary source. If a
surface or well source is not available, a single-point connection to the culinary water
system shall be required. If a single-point connection is utilized, the developer shall be
responsible for the payment of assessments for the common areas prior to signature on
the final plat by the City Engineer. If the system is to remain private, a draft copy of the
pressurized irrigation system O&M manual must be submitted prior to plan approval.
The pressurized irrigation system. The pressure irrigation system shall be accepted prior
to the issuance of a Certificate of Occupancy.
Submit an encroachment agreement with NMID for all improvements located within the
Ninemile Creek easement.
Graphically depict a 5-ft. wide landscape buffer on the plat along the southern boundary
of the development outside the NMID easement for the Rutledge Lateral.
Prior to issuance of building permits, a pennanent vehicular crossing of the Ninemile
Drain shall be constructed.
Provide a Fire Department approved secondary access to the site. Extend the northern
most drive aisle to the east property line to provide secondary (emergency) and
Roundtree Sub FP.doc
Transmittal Date: December 16, 2004
Mayor & City Council
Hearing Date: December 21,2004
Page 4 of 5
14.
15.
16.
17.
18.
19.
20.
pedestrian access between the subject site and the recently approved Rock Creek
Development. Construct the drive aisle to be a minimum of 20-feet wide with curb,
gutter and sidewalk. Unless otherwise approved by the Meridian Fire Department,
provide a 20-foot wide swing or sliding gate equipped with a knoxbox padlock at the
eastern terminus ofthe drive aisle.
Submit a License Agreement with NMID for the landscaping within the easement for the
Rutledge Lateral and the Ninemile Drain prior to signature on the Final Plat. If a license
agreement cannot be obtained for the proposed landscaping, trees shall be planted in
accordance with MCC outside of the easements. Make any changes necessary on the
landscape plan.
Correct the bearing quadrant to SE for Curve One in the boundary legal description of
the Certificate of Owner's.
The sum of the segments of the for Lots 10, 11, 16, 17, and 1, Block 1, don't match the
overall boundary length shown. Please make the appropriate corrections.
Complete the Certificate of Owners and accompanying Acknowledgment.
Delete the "Approval of Planning Commissioner" Certificate from page two of the plat.
Add a Certificate for the "Ada County Highway District" to page two of the plat.
Staff's failure to cite specific ordinance provisions or terms of the approved
Development Agreement, Preliminary Plat or Conditional Use Permit does not relieve
Applicant of responsibility for compliance.
GENERAL REOUIREMENTS
FP-04-076
I. Tile all irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting,
crossing or lying adjacent and contiguous to the area being subdivided per City
Ordinance 12-4-13. Submit written confirmation of plan approval from the appropriate
irrigation/drainage district, or lateral users association to the Public Works Department.
2. Remove any existing domestic wells and/or septic systems within this project from their
domestic service per City Ordinance Section 9-1-4 and 9-4-8. (Wells may be used for
non-domestic purposes such as landscape irrigation.)
3. Install 250-watt, high-pressure sodium streetlights at locations designated by the Public
Works Department. Street light contractor shall obtain an approved design and permit
from the Public Works Department prior to commencing installations.
Roundtree Sub FP.doc
Transmittal Date: December 16,2004
Mayor & City Council
Hearing Date: December 21,2004
Page 5 of5
3. Replace any tree over four (4) inch caliper that is removed from the property with an
equivalent number of caliper inches of trees. (Required landscape buffer trees will not
be considered as replacement trees for those trees that have to be removed.)
4. Coordinate with the Meridian Public Works Department and the Meridian City/Rural
Fire Department to detennine fire flow requirements. Provide a letter from the Fire
Department stating required fire flow requirements prior to final plat approval.
RECOMMENDA nON
Staff recommends approval ofthe final plat with the above stated comments and conditions.
FP-O4-076
Roundtree Sub FP.doc
Transmittal Date: December 16, 2004